sell · belmont
Selling a home in Belmont
In Belmont, 66% of sales since January 2024 closed over asking, with a median overbid of $188K, but how far over depends on the neighborhood and the kind of home. Here’s what the numbers say, what’s different about selling here, and the homes we’ve listed in and near Belmont.
belmont by the numbers
What the Belmont market says right now
Belmont closed 196 sales in the last 12 months, at the 10th-highest median price of the 25 cities with 100+ sales in the last 12 months, and 86% of them were single-family houses. Price per square foot reached $1,359 in the three months ending April 2026, its highest three-month reading so far; July–September 2026 came in at $1,191.
- median sale price$2.25Mlast 12 months, 196 sales; Silicon Valley $1.65M
- over asking66%of 535 sales since January 2024; median overbid $188K
- $3M–5M78%of 102 sales in that band since January 2024 closed over asking
- best closing monthApril80% over asking, against 58% in December; May is busiest
Source: closed MLS sales, Boyenga Team analysis, October 2026. Recent 12 months = October 2025 to September 2026; over and under asking = January 2024 to September 2026; best month = averaged over 2012–2025. See Belmont by the numbers.
what’s different here
What sellers in Belmont should plan for
What we plan for on Belmont listings.
Bidding depends on the neighborhood
measured: 24 months
Counting all home types, in the 24 months to October 27, 2026, Sterling Downs & Homeview, McDougal and Cipriani sold furthest over asking of our guides with 10+ sales, a typical 5.1% to 11.7% over. Of those guides, Central Belmont (1.7% over) and Western Hills & Carlmont (0.9% over) were closest to asking; for houses alone, they ran 3.9% and 3.1% over. A citywide figure won’t price your house, so we start from your neighborhood’s record.
Houses, townhomes and condos
measured: houses vs. condos
86% of Belmont’s sales in the last 12 months were single-family houses. In the two years to October 27, 2026, 71% of house sales closed over asking, against 35% of the 49 condo and townhome sales. Those two differ as well: 60% of the 15 townhomes sold over asking, at a typical $1.5M, against 24% of the 34 condos, at a typical $925K, and the median condo sale closed 1.3% under its list price.
Fire zones, all Moderate
measured: 24% of lots
Across our nine Belmont guides, 1,612 of 6,685 single-family lots (24%) are at least partly in a CAL FIRE fire hazard severity zone, all of them Moderate. They’re in Belmont Heights (637, or 85% of its lots), Plateau-Skymont (492), Cipriani (267) and Western Hills & Carlmont (216); the other five guides have none. Belmont Heights also has the largest median lot of our guides, 8,960 sq ft, against 6,570 sq ft across all nine. Depending on the zone and the kind of area, a zone can bring stricter building standards, defensible-space rules and a line on the seller’s natural hazard disclosure; Belmont’s building department can say which apply to a specific address.
Flood and liquefaction zones
FEMA and state maps
Only 104 of the 6,685 single-family lots in our Belmont guides (2%) have their parcel center in a FEMA high-risk flood zone, and 95 of them are in Island Park (93% of its lots, zone AE). All 102 Island Park lots also have their parcel center in a state liquefaction zone, as do 645 of the 657 in Sterling Downs & Homeview. If the house itself is in an A or V zone, lenders on federally backed mortgages require flood insurance, and sellers must disclose when a home is in a seismic hazard zone, so we order a flood zone determination and pull the zones for the address before launch.
Timing
measured: 2012–2025
Averaged over 2012–2025, April closings sold over asking most often (80.3%), then May (79.0%) and June (77.6%). December closings did least often (58.3%), then January (66.7%). May is busiest, with about 10% of a typical year’s closings. An April closing typically means an accepted offer in March, with the listing before that.
Transfer tax and closing costs
county
Belmont adds no city transfer tax, so a $2 million sale carries only the San Mateo County tax of $1.10 per $1,000, or $2,200. By local custom the seller pays it, and in San Mateo County the buyer usually pays the escrow fee and the owner’s title policy, the reverse of Santa Clara County. All of it is negotiable, and the purchase contract decides.
our sales
Homes we’ve listed and sold in and near Belmont
Since 2013 we’ve matched two Belmont sales to MLS records: one home we listed and one where we represented the buyer. The home we listed:
sold Aug 2020 · belmont
$2.68M
3918 Christian Drive · Plateau-Skymont
5 bd · 4 ba · 2,549 sq ft
7.2% over the final list price of $2.50MListed by the Boyenga Team at Compass
For the one home we listed here, the sold record shows the final list price: it closed over asking. The final list price is the asking price after any price changes. Source: closed MLS records, read October 27, 2026.
The homes we’ve listed closest to Belmont, in nearby cities:
sold Aug 2023 · san mateo
$1.77M
2900 Monterey Street · Beresford & Hillsdale
3 bd · 1 ba · 1,170 sq ft
Listed by the Boyenga Team at Compass
sold Mar 2014 · san carlos
$752K
400 Portofino Drive #1 · Beverly Terrace & the Highlands
2 bd · 2 ba · 1,570 sq ft
Listed by the Boyenga Team
sold Oct 2021 · san mateo
$560K
3049 Los Prados Street #122 · Mariner’s Island & Lakeshore
1 bd · 1 ba · 717 sq ft
Listed by the Boyenga Team at Compass
sold Jan 2022 · san mateo
$880K
1631 Marina Court #E · Mariner’s Island & Lakeshore
3 bd · 1 ba · 1,054 sq ft
Listed by the Boyenga Team at Compass
sold Oct 2025 · san mateo
$2.42M
2055 Ticonderoga Drive · The Highlands
4 bd · 3 ba · 1,890 sq ft
Listed by the Boyenga Team at Compass
Belmont neighborhoods with our sales (listing and buyer side): Plateau-Skymont (1), Belmont Heights (1).
our plan
How we’d sell your Belmont home
The same Property Nerd plan we run on every listing, tuned to Belmont.
Price against the right sales
We start with the closest recent sales in your neighborhood and of your kind of house, then read the competition that week. In Belmont that means pricing to your neighborhood’s record and your kind of home: houses, townhomes and condos sold very differently here.
Prepare what buyers notice
Paint, light, landscaping and staging, budgeted in the Prep Lab, with Compass Concierge to front eligible costs. For a condo, where 24% of sales in the two years to October 27, 2026 closed over asking, price and preparation have to be right from the first day.
Disclose early
Inspections and disclosures ready before launch, so buyers make offers on facts. In Belmont that includes the fire, flood and earthquake zones for the address, which the natural hazard disclosure report states.
Launch on purpose
A private or Coming Soon start if it fits, then the full launch; the Launch Lab shows the plan. April closings sold over asking most often, so a spring sale is planned in winter.
Negotiate and close
We compare offers on price, terms and certainty, then run escrow to closing.
The Belmont data series
our own analysis
More from the series
by price and place
Seller tools
plan your numbers
Looking for an agent rather than a plan? Meet Eric & Janelle Boyenga · Belmont neighborhood guides
questions
Questions Belmont sellers ask us
How often do Belmont homes sell over asking?
From January 2024 to September 2026, 66% of 535 Belmont sales closed above the final list price, with a median overbid of $188K. 24% closed below it, with a median discount of $49K. In the $3M–5M band, 78% of 102 sales closed over asking. Across Silicon Valley, 60% closed over asking.
When is the best time to sell in Belmont?
Averaged over 2012–2025, Belmont closings in April sold over asking most often (80%) and December closings least often (58%). May has the most closings, about 10% of the year’s sales. An April closing typically means an accepted offer in March, with the listing before that.
Is my Belmont house in a fire hazard zone?
Across our nine Belmont neighborhood guides, 1,612 of 6,685 single-family lots (24%) are at least partly in a CAL FIRE fire hazard severity zone, all of them Moderate: 637 in Belmont Heights, 492 in Plateau-Skymont, 267 in Cipriani and 216 in Western Hills & Carlmont. A seller’s natural hazard disclosure report states the zones for the property, and Belmont’s building department can say which rules apply to a specific address. We check your parcel before you list.
Is my Belmont house in a flood zone?
Few are: 104 of the 6,685 single-family lots in our nine Belmont guides (2%) have their parcel center in a FEMA high-risk flood zone, 95 of them in Island Park. Maps change, so we check the current FEMA map for the address. If the house itself is in an A or V zone, lenders on federally backed mortgages require flood insurance; a flood zone determination for the address settles it.
How do Belmont condos and townhomes sell?
In the two years to October 27, 2026, 49 condos and townhomes sold in Belmont: 15 townhomes and 34 condos. The typical townhome sold for $1.5M and 60% sold over asking; the typical condo sold for $925K and 24% sold over asking. Houses sold for a typical $2.4M, and 71% closed over asking.
Does Belmont charge a transfer tax?
No. Belmont adds no city transfer tax, so only the San Mateo County tax applies: $1.10 per $1,000 of the sale price, or $2,200 on a $2 million sale. By local custom the seller pays the county tax, and in San Mateo County the buyer usually pays the escrow fee and the owner’s title policy, the reverse of Santa Clara County. All of it is negotiable, and the purchase contract decides.
What do you charge to sell a Belmont home?
Commissions are negotiable. We offer bundled services, so ask us what’s included.
talk to a property nerd
Thinking about selling in Belmont?
We’ll pull the closest sales to your house, walk through prep and timing, and tell you what we’d do. No pressure and no obligation.
eric boyenga dre 01254725 · janelle boyenga dre 01254724 · compass · equal housing opportunity
Thinking about selling in Belmont? Send us a note.
Eric & Janelle Boyenga
Realtors DRE01254724 / 01254725
Realtors DRE01254724 / 01254725